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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Grocery and convenience stores
4205 Butler Ave Fresno, CA 93702-3646
Trust Owned
Free & Clear
Property ID
US09-1765418
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1990
Construction
WOOD
Total area
4,960 SF
Lot
0.5 ac (21,716 SF)
Zoning code
CC
APN
470-292-31
UPID
US09-1765418
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Family Express Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$492k
Blend (final)
Blend
$760k
Owner & transaction history
Singh Kaur Family Trust
Singh Kaur Family Trust
since 2026
7 recorded transactions
Zoning & alternative use
CC · Fresno, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$715,000
+503.6%
Office building
$710,000
+500.1%
Auto repair, garage
$595,000
+403.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fresno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fresno submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,050,000
7%
$975,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$715,000
Change: +504% · Conversion: Easy
OFFICE BUILDING
$710,000
Change: +500% · Conversion: Moderate
AUTO REPAIR, GARAGE
$595,000
Change: +404% · Conversion: Difficult
MEDICAL BUILDING
$465,000
Change: +295% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$153 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,883
Tax year 2023
Assessed value
$1,004,906
Assessed 2023
Previous assessed
$1,004,906
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$189,131
Assessed improvement
$815,775
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,960 SF
Lot
0.5 ac (21,716 SF)
Zoning code
CC
APN
470-292-31
UPID
US09-1765418
Jurisdiction
FRESNO
Zoning & alternative use
CC · Fresno, CA
Zoning CC · permitted uses
CC · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fresno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$715,000
OFFICE BUILDING
Est. value
$710,000
AUTO REPAIR, GARAGE
Est. value
$595,000
MEDICAL BUILDING
Est. value
$465,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Singh Kaur Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
4205 E BUTLER AVE, FRESNO, CA 93702-3646
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2026
—
Singh Kaur Family Trust
Palwinder Singh
Quitclaim Deed
—
Sep 20, 2010
—
Palwinder Singh
Kaur,ravinder
Grant Deed
related
—
Sep 20, 2010
$153,363
Palwinder Singh
Singh,jagir
Grant Deed
related
—
Mar 22, 1995
$457,000
Singh,palwinder
Chohan,gian K
Trustees Deed
$410,000 · Seller
Mar 22, 1995
—
Singh,palwinder
Kaur,ravinder
Trustees Deed
related
—
Jan 18, 1995
—
Gian K Choan
Chochan,bikramjit S
Grant Deed
related
—
Sep 23, 1991
$575,000
Bikramjit Chohan
Cloud,stephen
Grant Deed
$275,000 · Seller
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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